77 South St · Port Byron, NY 13140

$98,900

2 bd · 1.0 ba · 808 sqft · SingleFamily · 87 Days on market

Built 1920 Fair condition 6,447 sqft lot $122/sqft · 41% below area Est $166k · 41% under ↓ 10% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.5/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming village home with tons of potential! This 2-bedroom property offers the possibility of a 3rd bedroom, giving you flexibility to grow or create the perfect home office. Featuring a convenient first-floor laundry and a functional layout, this home is ready for your personal touch. With a little TLC, it can truly shine. This is a great opportunity to build equity and make it your own!

Key facts

• 6,447 sq ft lot
• Built 1920
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $50 ($602/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (6.1% below list).
• Recommended offer: $93k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#778 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Port Byron Central School District (rural): math 36% / reading 48% proficiency, ranked #490 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: A A Gates Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 413 students, 0% FRL); Port Byron Senior High School (math 47% / reading 57%, grade D+, #946 of 1,100 statewide, top 88%, 355 students, 92% FRL) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($684 loan paydown + $9k appreciation (8.9% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,861 (6.1% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $166,390
• List price: $98,900
• Delta: -40.56%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9-11 First Hill St	0.70mi	2/1.0	720 (-11%)	10mo	$122,500	$170	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.81×
• Total profit: $50,062
• Equity at exit: $81,642

10-year hold

• IRR: 21.3%
• Equity multiple: 6.18×
• Total profit: $143,534
• Equity at exit: $168,689

Cash invested: $27,692 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13140

• Home prices YoY: 2.7%
• Active inventory: 10
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,484/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $50

Break-even live

Break-even rent $865

Max offer price $98,900

Occupancy floor 90%

Sensitivity live

Price	-10% $118	-5% $84	+0% $50	+5% $16	+10% $-18
Rent	-10% $-23	-5% $13	+0% $50	+5% $87	+10% $123
Rate	-1.0pp $100	-0.5pp $75	base $50	+0.5pp $24	+1.0pp $-2

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $98,900 Active 87 DOM
2. 2026-06-21
   days on market $98,900 Active 86 DOM
3. 2026-06-19
   days on market $98,900 Active 84 DOM
4. 2026-06-18
   days on market $98,900 Active 83 DOM
5. 2026-06-17
   days on market $98,900 Active 82 DOM
6. 2026-06-16
   days on market $98,900 Active 81 DOM
7. 2026-06-15
   days on market $98,900 Active 80 DOM
8. 2026-06-14
   days on market $98,900 Active 78 DOM
9. 2026-06-12
   days on market $98,900 Active 77 DOM
10. 2026-06-09
    days on market $98,900 Active 74 DOM
11. 2026-06-08
    days on market $98,900 Active 73 DOM
12. 2026-06-07
    days on market $98,900 Active 72 DOM
13. 2026-06-05
    days on market $98,900 Active 69 DOM
14. 2026-06-03
    days on market $98,900 Active 68 DOM
15. 2026-06-02
    days on market $98,900 Active 67 DOM
16. 2026-06-01
    days on market $98,900 Active 66 DOM
17. 2026-05-31
    days on market $98,900 Active 65 DOM
18. 2026-05-30
    days on market $98,900 Active 64 DOM
19. 2026-05-14
    price $98,900 393-char remark

    Show marketing remark (393 chars)

    Charming village home with tons of potential! This 2-bedroom property offers the possibility of a 3rd bedroom, giving you flexibility to grow or create the perfect home office. Featuring a convenient first-floor laundry and a functional layout, this home is ready for your personal touch. With a little TLC, it can truly shine. This is a great opportunity to build equity and make it your own!

20. 2026-04-13
    price $99,900 393-char remark

    Show marketing remark (393 chars)

    Charming village home with tons of potential! This 2-bedroom property offers the possibility of a 3rd bedroom, giving you flexibility to grow or create the perfect home office. Featuring a convenient first-floor laundry and a functional layout, this home is ready for your personal touch. With a little TLC, it can truly shine. This is a great opportunity to build equity and make it your own!

21. 2026-03-27
    listed $109,900 Active 393-char remark

    Show marketing remark (393 chars)

    Charming village home with tons of potential! This 2-bedroom property offers the possibility of a 3rd bedroom, giving you flexibility to grow or create the perfect home office. Featuring a convenient first-floor laundry and a functional layout, this home is ready for your personal touch. With a little TLC, it can truly shine. This is a great opportunity to build equity and make it your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,143
• − Mortgage interest: −$5,540
• − Property taxes: −$1,484
• − Insurance: −$494
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$2,877
• Taxable loss: −$1,035
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $850/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs and maintenance, including painting and landscaping, to improve its curb appeal and resale/rental value.

Repairs flagged

• Minor Paint — Light blue siding with some discoloration
• Minor Landscaping — Appears maintained but not recently landscaped

Value-add opportunities

• Both Paint the exterior — Improves curb appeal and resale value
• Both Landscaping — Enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Light blue siding with some discoloration	Minor	$500–3,000
Landscaping · Appears maintained but not recently landscaped	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the exterior — Improves curb appeal and resale value ↑
• Both Landscaping — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Port Byron Central School District
• NCES district ID: 3623430
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $52,293
• Composite: 36.33/100
• National rank: #4690
• State rank: #490 of 590 in NY

Livability — Port Byron

• Score: 64/100
• State rank: #778
• US rank: #14820

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Byron, NY
• Population (ZIP): 4,192

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.95%
• Current HPI: 340.1023
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-10.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $98,900 CNYIS
• 2026-04-13 Price Changed $99,900 CNYIS
• 2026-03-27 Listed $109,900 CNYIS